Michigan renter says a property manager kept the whole deposit over paint touch-ups

A renter in Brooklyn, Michigan, says a property management company kept an entire security deposit over paint touch-ups and minor wall patching after a three-year stay.

Here's what to know

In the Reddit thread, the renter identified the management company and said a deposit deduction letter listed paint touch-up and patching. They argued those charges should be treated as normal wear and tear in Michigan. The tenant said they gave 30 days' notice after learning the owner might sell the house and that the lease was due to end on Sept. 30.

Before moving out, the renter said they spent most of three days cleaning the home, including the inside and outside of the windows.

"What did the house look like at moveout? They don't usually specify the color, did you paint anything?" one commenter asked.

The original poster replied, "Nothing more than wear and tear. There were 5-6 spots where command strips pulled the paint off the walls. But I patched and sanded them to be ready to paint. (only reason you could tell is the color was different)."

Another user who identified themself as a landlord and property manager argued the deductions were unlikely to hold up, writing, "This wouldn't survive court. Ask for an itemized list (they must provide one). Then explain that deposits can't be used for paint touch ups in this manner."

More background

The tenant described themself as dependable, saying they had been there for three years and had "always paid rent early every single month." Some commenters viewed the paint work as a routine turnover expense landlords often absorb after a multiyear tenancy.

According to the post, the renter and management company had agreed that the move-out and key return would happen on Oct. 5, leaving five days of October rent still owed. The renter said they didn't pay through the online portal because it would have required them to pay an additional disputed $40.

A lack of documentation complicated the dispute. When other Redditors asked for move-out photos, the renter answered, "I was dumb and didn't take photos." Much of the discussion then focused on whether paint and patching charges like these should be allowed to eat up an entire deposit.

What can be done?

Several commenters said the tenant should not simply accept the total deduction at face value. Instead, they urged the renter to press for a fuller breakdown and require the company to support each charge.

One commenter wrote, "Itemized deductions. Lump some amounts that equal your security deposit I don't think will hold well." Another said, "Ask for an itemized list, and tell them to be prepared to defend every single item in a civil case."

Some users suggested taking the issue to another forum for advice. After one user recommended posting in r/legaladvice because "this is potentially a legal issue," the original poster replied, "I will do that now. thank you!"

For renters trying to push back on restrictive property rules more broadly, whether the issue is deposits, gardens, or clotheslines, it can also help to look at formal rule-change strategies.

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